CommercialRESIDENTIALDistrict 5 · Clementi

411 Commonwealth Avenue West

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

411 Commonwealth Avenue West is a commercial building in District 5 · Clementi, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 7 live company registrations at this address.

The facts are here — now get the verdict on 411 Commonwealth Avenue West.

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What are the key facts about 411 Commonwealth Avenue West?

Key takeaway411 Commonwealth Avenue West is a commercial building in District 5 · Clementi, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 5 · Clementi
Address: —
Land area: 2,041 sqm
Completed: 1977 (HDB Property Information)
Storeys: 14 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 7

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 411 Commonwealth Avenue West

411 Commonwealth Avenue West is a mixed-use building in Clementi (District 05). It is located along Commonwealth Avenue West, Singapore 120411.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 2,041 sqm of land with about 5,716 sqm of gross floor area.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Clementi MRT, 678 m away (about a 11-minute walk). The closest bus stop (Blk 410) is 91 m away (about a 1-minute walk). The Clementi Mall is 726 m away (about a 11-minute walk).

What is 411 Commonwealth Avenue West zoned as?

Key takeaway411 Commonwealth Avenue West sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 411 Commonwealth Avenue West rent for?

Key takeawayNo rent is published for 411 Commonwealth Avenue West itself. On its street, Commonwealth Avenue West, retail space rented at a median of $32.00 psf a month in 2026Q3, with the middle half of leases between $29.31 and $44.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Commonwealth Avenue West

Street level · 2026Q3

25th pct

$29.31

$315.53 psm

Median

$32.00

$344.46 psm

75th pct

$44.53

$479.32 psm

S$ per sq ft per month · median -4.5% on a year earlier

2023Q4 · $518.97 psm2026Q3 · $344.46 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 5 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 411 Commonwealth Avenue West

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What do commercial rents run near 411 Commonwealth Avenue West?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 411 Commonwealth Avenue West?

Key takeawayThe nearest MRT/LRT is Clementi MRT, about 678 m away.

Getting around

Clementi MRT678 m · ~11 min

Amenities nearby

Blk 410 · 91 mMy Family Clinic (Clementi) · 123 mSheng Siong Supermarket Pte Ltd · 158 mEducational Institution · 196 mPlace Of Worship · 200 mBlk 353 Clementi Ave 2 · 417 mClementi Polyclinic · 489 mClementi MRT Exit C · 560 mThe Clementi Mall · 726 mClementi Community Centre · 896 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 411 Commonwealth Avenue West

Key takeawayThe nearest station is Clementi (EW23), 560 m away — one of the busiest stations, with about 102,000 taps in and out on an average weekday. 10 public car parks are within 500 m.

Foot traffic: busier than 56% of retail buildings

nearest MRT/LRT Clementi (EW23) 560 m, about 102,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 27,000 taps a weekday; Clementi: 38,836 resident workers (Census 2020, by workplace); about 49,000 residents within 1 km (June 2026); 2 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Clementi (EW23)560 m · about 102,000 weekday taps
Dover (EW22)973 m · about 25,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 411 Commonwealth Avenue West. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 27,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 419, 420 And 420A Clementi Avenue 1 (HDB)76 m
no short-term parking · 10 car lots
Blk 413A Commonwealth Avenue West (HDB)123 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 392 car lots
Blk 416A Clementi Avenue 1 (HDB)133 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 882 car lots
Blk 463 Clementi Avenue 1 (HDB)188 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 765 car lots
Blk 358-360,362-363,366-367 Clementi Avenue 2 (HDB)247 m
S$0.60 per half-hour at midday on a weekday · 361 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Pasir Panjang Garden A Rea, 789 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 411 Commonwealth Avenue West's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 411 Commonwealth Avenue West?

Key takeawayACRA records 7 live company registrations at this address, 1 of them in the last three years.

Live registrations: 7
Registered last 3 years: 1
Most common type: Sole Proprietorship/ Partnership

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Frequently asked questions about 411 Commonwealth Avenue West

Where is 411 Commonwealth Avenue West?⌄

411 Commonwealth Avenue West is at Commonwealth Avenue West, Singapore 120411, in the Clementi planning area.

What is 411 Commonwealth Avenue West zoned as?⌄

411 Commonwealth Avenue West sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 411 Commonwealth Avenue West?⌄

No caveats have been lodged for 411 Commonwealth Avenue West in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 411 Commonwealth Avenue West?⌄

Clementi MRT is the closest, 678 m away (about a 11-minute walk).

How many businesses are registered at 411 Commonwealth Avenue West?⌄

7 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.